Consultant outlines draft zoning-code modernization for Harrison, proposes smaller multifamily lot minimums and looser ADU rules

SRF Consulting planner Mitch Brous presented draft zoning-code changes to the Village of Harrison planning commission and board at a joint meeting on April 21, 2026, outlining a restructured residential zoning framework and proposed edits to accessory dwelling unit (ADU) rules.

Brous said the update is designed to modernize the code, ensure consistency with the comprehensive plan and make the ordinance easier to administer for staff, commissioners and the public. "State law does require every community that has zoning to have that zoning be consistent with your comprehensive plan," he said, framing the legal need for the update.

At the core of the proposal is consolidation of the current four urban residential districts into three: R1 (low density), R2 (medium density) and R3 (high/multifamily). Brous described R1 as primarily single‑family with limited accessory dwelling units and a recommended 12,000‑square‑foot minimum lot size (about 3.6 units per acre). He said R2 would allow single‑family homes, accessory units, duplexes and townhomes up to three units per building, with lot minimums in the 4,000–12,000‑square‑foot range and density targets in roughly the 5.8–10.9 units‑per‑acre band. R3 would retain multifamily allowances similar to the current RM district, up to 15 units per acre.

To illustrate the practical effect, Brous cited local examples: Miragio Apartments and Novella Apartments, both in the eight‑units‑per‑acre range, and two conceptual site diagrams adjacent to Woodland and Sunrise elementary schools showing the difference between a mixed duplex/single‑family block (about 4.1 units/acre) and a duplex‑only plan (~5 units/acre).

Commissioners asked about existing lot sizes on Skippers Lane and the effects of reducing per‑unit square footage for duplexes; Brous said current local standards range and that the proposal would lower the per‑unit square‑foot minimums for duplexes (for example, to about 4,000 sq ft per unit in duplex configurations). A commissioner concerned about developer incentives noted developers will choose smaller minimums if allowed; Brous and others said lot coverage limits and overall development standards still constrain buildable area.

Brous identified ADUs as a key opportunity to increase housing supply: the existing code limits ADUs in some single‑family areas (he cited examples such as a 600‑square‑foot limit and age/occupancy restrictions in current rules) and asked the group whether they wanted larger or easier‑permitted ADUs. "Accessory dwelling units, I believe, is one of a really key opportunity that we have here to address housing issues," said a trustee during the discussion.

Brous said the team will continue drafting code language, prepare maps showing recommended district conversions and return for additional review. He emphasized the proposal is a draft for discussion and not an adopted code; commissioners and trustees were invited to provide feedback.

The joint meeting included Q&A about senior housing, planned development districts to accommodate special projects, and the limited amount of undeveloped land mapped for higher densities. Brous provided rough future‑land‑use figures he said the team had calculated: approximately 17.1% of the village identified as low‑density, about 1.8% as medium‑density and under 1% as high‑density on the future‑land‑use map, with most high‑density land already developed.